RICS Level 2 Survey in Hunmanby

Our RICS Level 2 HomeBuyer Report is built for properties in conventional condition, so we can give a clear view of the current state of the home alongside practical guidance on repairs and maintenance. Our surveyors inspect all accessible areas, including the roof space where safe access is possible, plus the foundations, walls, floors, doors, and windows. The finished report sets out any defects we find and grades them by severity, so it is easy to see what needs prompt attention and what is more cosmetic.

The report also includes a market valuation and an insurance rebuild cost estimate, both especially useful in Hunmanby, where property values have shown steady growth of 1% over the past year. Knowing the true value of the home you are buying helps with mortgage arrangements and gives a firmer basis for agreeing a fair price. We also highlight any urgent defects that could affect safety or habitability, which can be helpful if major issues come to light during negotiations.

Our inspectors pay close attention to the construction methods commonly found across North Yorkshire. Many Hunmanby homes use traditional solid wall construction in brick or stone, and that needs a different approach from a modern cavity wall property. We look for damp, timber defects, and structural movement, all of which matter in the local housing stock. Rainwater goods, roof coverings, and the building’s overall structural integrity are checked as part of the inspection too.

We include an energy efficiency assessment as standard, which is useful in Hunmanby because many properties were built before modern insulation standards came in. A clear picture of energy performance can help with budgeting for upgrades and can support price discussions if thermal efficiency is poor. We look at wall insulation, loft insulation depth, window type, and heating system efficiency.

• Visual inspection of all accessible areas
• Defect classification and prioritisation
• Market valuation and rebuild cost
• Advice on repairs and maintenance
• Energy efficiency assessment

The local geology around Hunmanby is mainly superficial deposits of till (boulder clay) over bedrock of the Speeton Clay Formation and the Hunmanby Formation (limestone). That clay-rich ground creates a moderate to high shrink-swell risk, so foundations can be affected by seasonal moisture changes and long periods of drought or heavy rainfall. We look closely at walls, windows, and doors for signs of movement that could point to foundation problems. Crack patterns in brickwork are important too, as diagonal cracks near window openings can indicate subsidence or heave.

Flood risk is another factor in Hunmanby, particularly for properties near Hunmanby Beck, which runs through the village. The risk of fluvial flooding is generally low, but surface water flooding can happen in low-lying areas when drainage capacity is exceeded during heavy rainfall. Our reports flag any flood risk identified at the property and give guidance on further investigations or preventative measures. Homes in the lower parts of the village near the beck need particular care, and we always check drainage systems when inspecting them.

The village has a designated Conservation Area covering the historic core, including parts of the High Street, Cross Hill, and Church Hill. Properties in this area often need extra thought during the survey process, and buyers should remember that restrictions may apply to future alterations or extensions. Homes within the Conservation Area, or listed buildings, may be better served by a more detailed RICS Level 3 Building Survey, which we can also arrange. The area includes St. Oswald's Church, Hunmanby Hall, and several historic houses that show traditional Yorkshire stone construction at its best.

Old limestone quarrying in the Hunmanby area means some properties sit on, or close to, former quarry sites, and that can bring localised ground stability implications. It is not as significant as coal mining issues elsewhere in Yorkshire, but our surveyors still take the history into account when assessing a property. We look for signs of ground instability, unusual settlement patterns, or historic ground works that might affect long-term stability.

• Clay soil shrink-swell risk
• Surface water flooding potential
• Hunmanby Beck flood zone proximity
• Conservation Area restrictions
• Traditional construction methods
• Older property defects

From surveying properties across Hunmanby for many years, we see certain defects again and again. Damp is probably the most common, especially rising damp in homes built before modern damp-proof courses became standard. Many older properties in the village lack proper damp-proofing, and we often find damp walls at ground floor level, particularly where external ground levels have been raised over the years. Moisture meters help us assess the extent of damp penetration, and we set out suitable remediation.

Roof defects also come up frequently in Hunmanby surveys. Properties from the pre-1919 and inter-war periods often have slate or tile roofs that have already outlasted their expected lifespan. We commonly see slipped tiles, perished felt underlay, damaged lead flashings, and ridge tiles that are starting to fail. In some cases, original roof timbers have suffered from wood rot or beetle infestation, which can be expensive to put right. Where it is safe to do so, we access the roof and inspect those critical elements closely.

Outdated electrical wiring is a serious concern in many older Hunmanby homes. Properties built before the 1980s often have electrical installations that do not meet current safety standards, and we always recommend a qualified electrician checks the electrics before completion. Visible clues such as round-pin sockets, fabric-covered cables, and consumer units without RCD protection can all point to older systems. These issues bring both safety concerns and costs that need to be factored into the purchase.

Timber window frames in period properties are another regular concern. Original sash windows in Victorian and Edwardian homes can decay at the bottom rails and joints, while casement windows from the inter-war period often suffer from worn joints and tired hardware. During our inspection we assess the condition of all windows and doors and note any that need repair or replacement. In some cases, restoring original windows can be more cost-effective than replacing them, and we can talk through suitable repair options.